CY16-26

Request of APX Construction, on behalf of 1531 Johnson, LLC., for a planned unit development for the installation of 3 new buildings, that contain a total of 84 residential units, in the R-2, one- and two-family dwelling zoning district. The subject properties are described as Lot 1, Block 2, Campus Cottages, and Outlot A, Campus Cottages subdivision (Blue Earth County PIDs R010920479029 and R010920479030).

The anticipated date of Council action is May 11, 2026. 

The applicant is APX Construction Group, on behalf of 1531 Johnson, LLC. 

The applicant is seeking review for a planned unit development that would include the construction of three buildings for a multifamily development.

In addition to the PUD request, the applicant is seeking that the development not be subject to the 25% rental density ordinance.
 

The subject properties are located on the Eastern side of Pohl Rd and are described as Lot 1, Block 2, Campus Cottages, and Outlot A, Campus Cottages subdivision.

The existing land use is identified as Medium Density Residential. The property is currently sitting vacant. 

The property is zoned R-2, One and Two Family Dwelling District. 

There are identified wetlands onsite. The applicant will need to submit a No Loss Application. 

The property is not currently served by public utilities. The applicant will need to pay WAC and SAC fees for connections. 

The City Code pertaining to the R-2, One and Two Family Dwelling District may be viewed at the following link. 

https://library.municode.com/mn/mankato/codes/code_of_ordinances?nodeId=PTIICOOR_CH10LAUSDE_ARTIIREDI_DIV4OMIDWDI 

The Site Plan and Traffic Advisory Committee met on April 14, 2026 and submitted the following comments:

1. The applicant shall acknowledge receipt of the Construction Services review of the Site Plan letter dated April 10, 2026, and shall satisfactorily address all comments prior to applying for a building permit.
2. The applicant shall verify whether the sanitary lift station located at 231 Tanager Road has sufficient capacity to accommodate the increased sewage flow from the proposed development.
3. The applicant shall provide a map indicating fire hydrant locations and corresponding coverage areas.
4. The applicant is advised that each building will be assigned a separate address along Pohl Road.
5. The applicant shall address safety concerns associated with the retaining wall by incorporating a guardrail at the top of the wall to ensure public safety.
6. The applicant shall provide a graphic/site plan that outlines the number of units in each building, and the location/entrance of each unit for addressing purposes for the site.  

The applicant, APX Construction Group, is seeking review for a planned unit development that would include the construction of three buildings for a multifamily development. The applicant has also requested a modification to the City's rental density map in conjunction with the requested planned unit development. 

The subject properties are located on the eastern side of Pohl Road. A new site access will be added to access the development. A stormwater pond is proposed to accommodate onsite water treatment. The existing wetland areas located on the eastern side of the property are not proposed to be impacted.

Floor plans show one two-story building and two three-story buildings with a mix of 2-bedroom unit configurations. Interior amenity spaces are provided and include a gym, study rooms, and gathering spaces in each building. Proposed finishes on the structures are shown to be a mix of siding materials in earth-toned colorways. Building heights are proposed to be 23', which conforms to the district standards. 

126 parking stalls are required and 138 have been provided on site. A dog run and patio amenity areas are shown along Pohl Road. Bike parking is provided at each building location. 

Landscaping will be required to meet Mankato City Code Chapter 10. 

Rental Density:
The applicant has requested flexibility from the 25% rental density ordinance for the proposed subdivision. Mankato City Code Section 7–57 states that "not more than twenty-five (25) percent (rounded up) of the lots on any block shall be eligible to obtain a rental license or to be licensed as a rental property." The applicant has requested to amend the rental density map for the City of Mankato to include this area to make the entirety of the subdivision not subject to the 25% rental density requirement as part of the PUD consideration. The properties are zoned R-2, One and Two Family Dwelling District and any occupancy at the development will be restricted to Limited Occupancy. 

In staff's opinion, it is reasonable to make a recommendation to allow the rental of the properties in conjunction with the PUD request. The properties will still be subject to the rental occupancy restrictions of not more than two unrelated persons or members of a family. 
 

Staff submits the following findings: 

1. The request conforms to the requirements set forth in Chapter 10 of the Mankato City Code for the R2 Residential District. 
2. The request conforms to the requirements set forth in Chapter 10 of the Mankato City Code for granting a planned unit development. 
3. It is in keeping with the comprehensive planning policies of the City.
4. It does not interfere with or diminish the use of property in the immediate vicinity.
5. It can be adequately served by public facilities and services.
6. It does not cause undue traffic congestion.

Staff recommends approval of the Planned Unit Development with the following conditions: 

1. The applicant shall continue to work with City Engineering staff to ensure all conditions are met from the Construction Services Site Plan Review letter dated April 10, 2026. 
2. Signage for the development shall conform to Mankato City Code standards and a sign permit shall be obtained for any proposed signage prior to fabrication and installation. 
3. All lighting shall conform to the Mankato City Code, including full-cut, fully shielded light fixtures and a photometric plan demonstrating a lighting level of no more than 1/2 foot candle at the property line. 
4. All mechanical equipment shall be screened according to Mankato City Code Chapter 10. 
5. A City of Mankato rental license for the premise shall be secured prior to occupancy. 
6. The landscaping plan shall be submitted and reviewed to ensure code compliance with Mankato City Code Chapter 10. 
7. The applicant shall provide a snow removal plan. 
8. The applicant shall provide common open space amenities for tenants. 
9. Dumpster enclosures shall be fully screened.